2. Recommended Resolution - For CEQA
3. Exhibit A - Addendum to the Fairview at Northgate Master Plan EIR
4. Appendix A to Addendum - Emissions Analysis Memorandum
5. Appendix B to Addendum - Trip Generation Memorandum
6. Appendix C to Addendum- Sewer Flow and Water Demand Analysis Memorandum
7. Recommended Resolution - For Project
8. Exhibit A - Conditions of Approval
9. Exhibit B - Conditions of Approval from June 9, 2020
10. Exhibit C - General Plan Consistency
11. Exhibit D - Planned Development Consistency
12. Exhibit E - Amended Vesting Tentative Map and Floor Plans - Dated December 2025
13. Exhibit F - Ordinance
14. Exhibit a to Ordinance - Amended Fairview at Northgate Master Plan
15. Exhibit b to Ordinance - General Plan Consistency
16. Exhibit c to Ordinance - Amended Fairview at Northgate Master Plan Project Plans
17. Exhibit d to Ordinance - Zoning Map Amendment
CONTACT
Cesar Orozco
Planning Manager - Current Development
(707) 648 - 5436
[email protected]
Date: April 20, 2026
Subject: FAIRVIEW AT NORTHGATE MASTER PLAN AMENDMENT
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BACKGROUND AND DISCUSSION
Background
On April 9, 2020, the Vallejo City Council adopted a Zoning Map Amendment, Planned Development, and Vesting Tentative Map to rezone the subject site from Pedestrian Shopping and Service (CP) to Mixed-Use Planned Development for a mixed-use project known as the “Fairview at Northgate Master Plan” (“Planned Development”). The site is a vacant 51.3-acre (2,234,628-square-foot) parcel located off Admiral Callaghan Lane and Turner Parkway in northeast Vallejo. The main components of the approved project included: a 152,138-square-foot Costco store with a tire center, gasoline sales, and 774 surface parking spaces; a commercial center with four buildings totaling 27,500 square feet, including a drive-through restaurant and 188 surface parking spaces; 178 two-story single-family dwellings; a central open space buffer including protected wetlands between the commercial and residential portions of the project; and the widening of Admiral Callaghan Lane from two to four lanes, including a new traffic signal at the main Costco driveway.
On March 4, 2024, Fairview Residential Developers, LP (“Applicant”) submitted a Preliminary Review request pursuant to California Senate Bill (SB) 330, The Housing Crisis Act of 2019, which was found to be in compliance with the SB 330 Preliminary Review Checklist on March 21, 2024.
In 2023, The Fairview at Northgate Master Plan received director level approval for minor modification to remove one of the four commercial building by reducing the retail square footage by approximately 9,195 square feet and reorientation of the gasoline sales for the Costco.
On June 5, 2024, the applicant formally submitted an application to amend Vesting Tentative Map, amend the Fairview at Northgate Master Plan, Development Review, Design Review, and Landscape Review to increase the residential dwelling units from 178 to 245 units. The project plans were routed to various City departments and outside agencies for review, and the application was determined to be complete on September 10, 2024.
Location and Land Use Context
The project site is generally surrounded by existing development, including commercial uses to the north; single-family residential uses associated with the Hunter Ranch neighborhood to the east; multi-family residential uses associated with the Quail Ridge Condominiums and additional single-family residential uses to the south; and the Planned Development (PD) commercial component, Admiral Callaghan Lane, and the Interstate 80 (I-80) freeway corridor directly to the west. Beyond I-80 to the west are commercial and multi-family residential uses associated with the Fairground Drive Apartments and Newell Mobile City, a mobile home community. The Solano County Fairgrounds, Six Flags Discovery Kingdom, Dan Foley Park, and Lake Chabot are located northwest of the project site, west of I-80. (See Figure 1).
I-80 is approximately 0.1 miles to the west and State Route 37 (SR-37) is approximately 0.7 miles to the north.
Each provides regional access while Admiral Callaghan Lane and Ascot Parkway provide local access with Ascot Parkway providing direct access to the project site. The immediate vicinity of the project site is characterized by existing residential and commercial uses. The site’s General Plan 2040 Land Use Designation is Mix of Housing Types (R-MH), which is implemented by the vested Planned Development Zoning District.
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Figure 1 – Location Map
Project Description
The project consists of amending the Planned Development , amend the Vesting Tentative Map, Development Review, Design Review and Landscape review for the Fairview at Northgate Master Plan (FNMP). Additionally, the project includes the correction of the zoning map and rezoning the subject property from Regional Commercial and Residential Medium Density to Planned Development. Also, the project includes amending the FNMP to increase the residential dwelling units from 178 detached single-family residences to 245 units; 119 detached single-family residences and 126 cluster-type detached residences (i.e. bungalows). To facilitate the proposed amendments, the Vesting Tentative Map would subdivide the vacant 23.19-acre parcel into a total of 168 parcels to accommodate increase in units. Of the 168 parcels proposed, 119 will be dedicated to detached single-family residences, 42 will be dedicated to the clustertype of homes, which will incorporate a condominium map for air-space rights for each unit, three will be for private alleys, one for neighborhood parks and one for the linear park and bio-retention basin (See Figure 2). 36 of the 119 detached single-family residences will be located along the norther and eastern portions of the project site, with the remaining 83 situated along the central and southern portions of the site.
The 119 detached single-family residences are proposed to be developed with three different floor plans dispersed throughout the subdivision, each offering three different exterior palettes featuring a Wine Country Agrarian architectural style. The floor plans range in size from 2,241 to 2,350 square feet, with an overall building height of 26 feet 11 inches. Floor Plan 1 includes four bedrooms and two and a half bathrooms, with the option to convert one of the bedrooms into a loft. Floor Plan 2 offers five bedrooms and Project
Site
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four bathrooms, while Floor Plan 3 provides four bedrooms and three bathrooms. Each floor plan includes an attached two-car garage and additional off-street parking on the driveway.
The 126 cluster-type single-family detached homes will be located in the central portions of the site. Each lot will contain three units: two detached units in the front half of the lot with direct pedestrians access to a new street, and the third unit located above three two-car garages facing private alleys. Between the three buildings, a common open paseo will be shared by the units. The cluster-style homes will be offered in three different floor plans, ranging from 1,590 to 1,699 square feet, with building heights between 24 feet 1 inch and 27 feet 8 inches. Floor Plan 1 features three bedrooms and two bathrooms, while Floor Plans 2 and 3 each offer four bedrooms and three bathrooms. Floor Plan 1 units will be located above the three two-car garages, which have direct access from a private alley.
In addition to the residential units, the proposed subdivision will include new streets, sidewalks, curbs, gutters, lighting, and amenities such as a neighborhood park, a linear park, and a dog park. New landscaping including street trees, shrubs, ground cover is also proposed for installation within all new residence front yards.
Date: April 20, 2026
Subject: FAIRVIEW AT NORTHGATE MASTER PLAN AMENDMENT
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Figure 2 – Fairview at Northgate Housing Amendment
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CODE COMPLIANCE
I. Required Entitlements and Findings
The project requires an Planned Development Amendment1to the FNMP to facilitate the increase in residential dwelling units, an amend the Vesting Tentative Map2for the creation of 168 parcels, Development Review3for the construction of 245 residences, Design Review4for a residential project of 50 units or more and Landscape Review5for the Proposed landscaping throughout the project.
The Planning Commission will make a recommendation for the full project entitlement, including Planned Development Amendment, Vesting Tentative Map Amendment, Development Review, Design Review and Landscape Review, with final actions subject to City Council Approval. a. PD Required Findings
VMC Section 16.610.03 – Required Findings, states the proposal shall only be approved if the city council, based on a recommendation from the planning commission, makes the following findings:
1. The proposed development is consistent with the general plan, including the density and intensity limitations that apply;
2. The subject site is physically suitable for the type and intensity of the land use being proposed;
3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
5. The development generally complies with applicable adopted design guidelines; and
6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:
a. Appropriateness of the use(s) at the proposed location. b. The mix of uses, housing types, and housing price levels. c. Provision of units affordable to persons and families of low and moderate income or to lower income households, if applicable.
d. Provision of infrastructure improvements.
e. Provision of open space.
f. Compatibility of uses within the development area.
1 VMC Chapter 15.08 – Tentative Maps
2 VMC Chapter 16.610 – Planned Development Districts
3 VMC Chapter 16.605 – Development Review
4 VMC Chapter 16.604 – Design Review
5 VMC Chapter 16.504 - Landscaping
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g. Quality of design, and adequacy of light and air to the interior spaces of the buildings. h. Overall contribution to the enhancement of neighborhood character and the environment of Vallejo in the long term.
i. Creativity in design and use of land; and
7. The proposed PD rezoning and planned development plan has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter.
b. Vesting Tentative Map Findings
VMC Section 16.08.050 – Required Findings, requires the review authority make the following findings:
[That the Project:]
I. Is consistent with the goals and policies of the Vallejo general plan and any applicable specific plans; and
II. Conforms with this title and the zoning ordinance; and III. Conforms with the Subdivision Map Act.
c. Development Review Findings
VMC Section 16.605.03 – Required Findings, requires the review authority to make the following findings with regard to the project, to confirm that the project:
I. Complies with all applicable specific standards and criteria of this Zoning Code; II. Is consistent with the general plan and any applicable approved specific plan or planned development;
III. Complies with any design conditions, standards, or requirements imposed by a discretionary approval including but not limited to a major or minor use permit, variance, specific plan, planned development, or tentative map applicable to the project or the location where it is proposed;
IV. Is in substantial compliance with any applicable adopted design guidelines; V. Will serve to achieve groupings of structures that are well related one to another and which, taken together, will result in a well-composed urban design, with consideration given to site, height, arrangement, texture, material, color and appurtenances, the relation of these factors to other structures in the immediate area, and the relation of the development to the total setting as seen from key points in the surrounding area; only elements of design which have some significant relationship to outside appearance shall be considered; VI. Will be of a quality and demonstrates thoughtful site planning that will serve to protect the value of private and public investments in the area; and
VII. That the project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter.
d. Design Review Findings
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VMC Section 16.604.03 (B) – Required Findings, requires the review authority to make the findings with regards to the project, to confirm that the project:
I. Is consistent with the purposes of this chapter, the design policies of the general plan and any applicable specific plan, any adopted applicable design guidelines; II. Is consistent with any planning are zoning approvals by the director or the planning commission; III. Complies with any other relevant city policies or regulations; and IV. Meets the following criteria:
a. The aesthetic design, including its exterior design and landscaping, is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.
b. Project details, colors, materials, and landscaping are fully integrated with one another and used in a manner that is visually consistent with the proposed architectural design. c. The project has been designed with consideration of neighboring development. d. The project contributes to the creation of an attractive and visually interesting built environment that includes well-articulated structures that present varied building facades, rooflines, and building heights and encourages increased pedestrian activity and transit use.
e. Street frontages are attractive and interesting for pedestrians, address the street and provide for greater safety by allowing for surveillance of the street by people inside buildings and elsewhere.
f. The proposed design is compatible with the historical or visual character of any area recognized by the city as having such character.
g. The aesthetic design preserves significant public views and vistas from public streets and open spaces and enhances them by providing areas for pedestrian activity. h. The proposed landscaping plan is suitable for the type of project and will improve the appearance of the community by enhancing the building, minimizing hardscape and softening walls; and the landscape plan incorporates plant materials that are droughttolerant, will minimize water usage, and are compatible with Vallejo's climate. i. The project has been designed to be energy efficient including, but not limited to, landscape design and green or eco-friendly design and materials. j. The project design protects and integrates natural features including creeks, open space, significant vegetation, and geologic features.
e. Landscape Review
VMC Section 16.504.09 (E) requires approval of a Landscape Review Permit to confirm consistency with applicable code requirements; however, there are no findings required to be made in conjunction with that permit.
II. Staff Analysis
Staff believe all applicable Planned Development, Vesting Tentative Map, Development Review and Design Review findings listed above can be made for the proposed project. A summary of staff’s analysis is included
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below, with specific analysis associate with each required finding included in the attached resolution for the project (Attachment 7).
i. General Plan Consistency
The easternly portion of the subject site has a General Plan Land Use Designation of Mix of Housing Types/Medium Density (R-MH). The General Plan provides the following description for the R-MH land use Designation:
The R‐MH designation applies to residential neighborhoods largely characterized either by 1) single‐ family homes but with a mix of other housing types, including duplexes, triplexes, fourplexes, some smaller scale apartment buildings and small commercial spaces; or 2) primarily single‐use, multi‐family developments with common outdoor spaces. The residential neighborhoods with single‐family and other housing types are typically located in the central and more historic parts of Vallejo. Dwellings typically have front and rear yards, as well as side setbacks. Zero side lots (zero lot lines) may be appropriate where they can be visually integrated into the existing neighborhood context. Permitted land uses include single‐family homes; in some instances duplexes, triplexes, fourplexes, smaller scale apartment buildings, and small commercial spaces; and public facilities such as schools, religious institutions, parks, and other community facilities appropriate within a residential neighborhood. For primarily single‐use, multi‐family development, the R‐MH designation applies to residential areas primarily characterized by parcels and buildings containing multiple residences, sometimes on several floors, and, in some instances, small commercial spaces. They are similar in character to those permitted in Primarily Multi‐Family (R‐MF), but with a lower residential density. The maximum permitted residential density in the R‐MH designation is 25 dwelling units per acre.
The proposed project includes the development of 245 residential units on a vacant 23.19-acre site with proposed single-family homes with a mixt of other housing typers with common outdoor spaces. The residential component of the proposed project is consistent with the R-MH designation.
The project includes detached single-family homes and bungalow style homes, which are mix of housing types with common open spaces. The dwellings will typically have both front and rear yards, with a mix of front and read loaded garages off alleyways. With regard to density, the proposed project would yield an average density of 10.6 dwelling units per acre; meeting the maximum density allowed for the site as set forth in the General Plan. In addition to meeting the density for the land use designation, the project is also consistent with General Plan as illustrated in Exhibit B of the recommended resolution for the project.
ii. Amend the FNMP
The original FNMP provided specific development standards and guidelines for the construction of 178 detached single-family residences. To accommodate the increase in residential dwelling units, the applicant is requesting the following amendments to the development standards of the FNMP (see Exhibit A to Ordinance. Ordinance is Exhibit F of Recommended Resolution for the Project):
a. Individual Lots
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The original FNMP only allowed detached single-family dwelling units. To support a higher density, the Planned Development is proposed to be amended to include a bungalow-style development, where three clustered units can be built on a single lot. b. Lot Area
The minimum lot size for detached single-family residences is proposed to be reduced from 3,200 square feet to 2,814 square feet. The minimum lot size for bungalow lots is proposed to increase from 3,000 square feet to 6,000 square feet. This adjustment will allow the bungalowstyle development to be built on larger parcels, providing ample space and shared common open areas.
c. Lot Width
The minimum lot depth for detached single-family residences is proposed to decrease from 85 feet to 84 feet. For the bungalow-style development, the minimum lot depth is proposed to increase from 65 feet to 80 feet.
d. Lot Depth
The minimum lot depth has been decreased from 85 feet to 84 feet for the detached single-family residences and increased from 65 feet to 80 feet for the Bungalow style development. e. Building Setbacks
The corner lot setback for detached single-family residences is proposed to increase from 8.5 feet to 9 feet. For the bungalow-style development, the front yard setback adjacent to a public street is proposed to increase from 8 feet to 13 feet, side yard setbacks from 3.5 feet to 4.25 feet, and corner lot setbacks from 8.5 feet to 13.8 feet from the right-of-way.
These proposed amendments to the FNMP standards are intended to support increased residential density while maintaining quality design, adequate open space, and a cohesive neighborhood character.
iii. Architecture
As previously mentioned, the proposed 119 detached single-family residences would be offered with four different floor plans and three different exterior finishes. The126 cluster type single-family detached homes (i.e., bungalows) would be offered with three different floor plans and three different exterior elevations. Each of the exterior elevations will be offered in a Wine Country Agrarian architectural style. The Wine Country Agrarian style reflects a relaxed, semi-rural character rooted in the agricultural traditions of wine country regions. It blends rustic charm with refined, contemporary detailing to create a warm, community-focused environment. This style prioritizes human scale, natural materials, and visual diversity while promoting pedestrian-friendly design and cohesive neighborhood aesthetics. The design guidelines for the Wine Country Agrarian are made up by seven different features, such as Building Massing, Main Entrances and Porches, Roofs, Window
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Openings, Garage Doors, exterior materials and colors and architectural detailing. Below is a description of each element:
a. Building Massing
Homes express a commitment to variety and human-scale design. A mix of simple one- and twostory building forms is used to reflect interior layouts while avoiding unnecessary complexity.
Massing is broken into distinct volumes with articulated wall planes, projections, and recesses that introduce shadow, depth, and rhythm across the street scene. Front elevations are intentionally staggered to reduce visual monotony and offer individuality to each home. Special attention is also given to side and rear elevations adjacent to public spaces, ensuring all visible facades contribute positively to the overall community experience. b. Main Entrances and Porches
The entries are designed as focal points by using covered porches, recessed entryways, or trellises. These elements not only provide functional shelter and shade but also reinforce a welcoming, pedestrian atmosphere.
c. Roofs
The roofscape is designed to be visually consistent with the agrarian character. Homes feature varied roof forms including hip, gable, cross-gable, and shed roofs, deliberately avoiding styles that fall outside the rural aesthetic such as gambrel or mansard roofs. To avoid uniformity and promote interest, multiple plate heights are utilized where appropriate. A diversity of roofing materials and colors, such as concrete tiles and shakes, contributes to a varied yet harmonious neighborhood composition.
d. Window Openings
Windows are integral to the articulation of the façade and the relationship between indoor and outdoor environments. The window selection, such as single-hung, sliders, and fixed windows, provide a balanced rhythm and proportion across each elevation. Horizontal grids may be introduced on front elevations to add detail and scale. Trim materials, including stucco (sand finish), pre-cast, or wood, are used to enhance architectural definition. Reflective glass is prohibited to maintain a warm, inviting exterior. Where shutters are used, they are scaled appropriately to the window openings, maintaining visual integrity. e. Garage Doors
To support a pedestrian-oriented streetscape, garage elements are intentionally subdued within the overall composition of the front elevation. Techniques include:
a. Recessed garage doors.
b. Articulated wall and roof forms around garages.
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c. Architecture-forward designs that place habitable spaces or covered entries ahead of the garage plane.
These standards help reduce the visual dominance of garages, ensuring the focus remains on the architectural quality of the home and its interaction with the street. f. Exterior Materials and Colors
A natural, textured material palette reinforces the agrarian theme and adds depth and authenticity to the homes. Materials are selected not just for durability but for their ability to age gracefully and reflect the surrounding landscape.
a. Approved materials include:
1. Stucco (sand finish)
2. Stone veneer
3. Cementitious lap siding
4. Cementitious board-and-batt siding
Material transitions occur at inside corners or termination points like rooflines or fence returns.
Stone veneer and paint treatments at the base of walls are extended to ground level or matched in color to ensure visual continuity. Color schemes draw from earth tones and natural hues, contributing to a cohesive and varied neighborhood appearance. g. Architectural Detailing
Fine detailing enhances the richness and authenticity of the architectural style. Exposed gutters and downspouts are painted to complement the surfaces they’re attached to, rather than treated as afterthoughts. All detailing, such as trim to porch columns, are fully integrated into the architectural design, offering depth and texture to each façade.
The architectural vision for Fairview at Northgate is grounded in the principles of Wine Country Agrarian designs. Through thoughtful massing, material richness, and detailed craftsmanship, the homes at Fairview contribute to the existing surrounding development. See Figure 3 and 4 for examples of the architecture style.
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Figure 3 – Bungalow Example
Figure 4 – Single-Family Example
iv. Access, Circulation and Parking
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Primary access to the new subdivision will be provided by two new streets off Turner Parkway (“A” and “C” Streets) that run north to south. These access streets will connect to five new streets (“B,” “D,” “E,” “F,” and “G” Streets) that will run east to west across the subdivision and provide access to individual residences. Streets A, B, F, and G will provide direct vehicle access to two-car garages facing the street, while Streets D and E will provide direct pedestrian access to the bungalow-style units. In addition, three private alleys running east to west will be provided to allow direct access to garages for the bungalow-style homes (See Figure 5).
Figure 5 – Road Network
Each of the new streets will include sidewalks, curbs, gutters, and new street lighting, which will support pedestrian access to the new subdivision and to the trails provided in the linear park and the neighborhood park. The project will provide a total of 745 parking spaces, including 490 spaces associated with garages and driveways (two covered off-street parking spaces per unit), and 255 onstreet parking spaces. Together, these new streets and infrastructure elements will ensure efficient vehicle and pedestrian circulation throughout the subdivision. v. Landscaping and Fences
The proposed landscaping has been designed to complement the new residential buildings, the neighborhood park, and the linear park. The landscaping will incorporate a variety of new droughtStreet A Street B Street C Street A Street D Street E
Street F
Street G
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tolerant shrubs, ground cover, and trees. Each of the residential units will have landscaped front yards. Specifically, the detached single-family residences will each feature a street tree, shrubs, and ground cover. The bungalow-style units will include a primary tree, an accent tree, shrubs, and ground cover.
In addition to landscaping the front yards of the residential lots, landscaping will also be provided within the neighborhood park, the linear park, and around the bio-retention swale. All landscaping throughout the subdivision has been designed to meet the Water Efficiency Landscape Ordinance (see Figure 6).
Figure 6 – Proposed Landscaping
Fencing is proposed to separate and delineate property lines. Several different types of fences are planned within the subdivision. Along the side and rear property lines of the residential units, a sixfoot solid wood screen fence will be provided. A four-foot-tall concrete split rail fence will be installed along the perimeter of the neighborhood park, and a four-foot wood split rail fence will be placed along the boundary of the stormwater treatment area and along the west property line, separating the linear park and the wetland. In addition, a four-foot-tall vinyl-coated chain link fence will be located at the perimeter of the dog park.
vi. Parks and Open Spaces
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The project proposes to include a one-acre neighborhood park. The proposed neighborhood park will feature a great lawn, a play area with structures for different age groups (ranging from toddlers to 12-year-olds), concrete pedestrian walkways, and a community area. The community area will include an edible garden with raised planter boxes, a firepit area with lounge seating, charcoal grills, picnic tables, and a sculpture element.
In addition, a 1.6-acre linear park is proposed between the residential development and the existing wetland. The linear park will include an approximately 2,253-square-foot dog park, decomposed granite pathways with benches, and picnic tables along the path. At the western end, adjacent to Turner Parkway, a stormwater control basin will be provided. These two park areas will provide valuable recreational amenities for residents and visitors while also supporting sustainable landscape practices. Together, they enhance the livability and environmental integration of the proposed development.
ENVIRONMENTAL REVIEW
The City retained LSA Associates, Inc. (LSA) to prepare an addendum to the existing certified Environmental Impact Report (EIR) that was prepared for the 2020 approval of the Fairview at Northgate Project EIR (State Clearing House [SCH] #2018102007) to evaluate whether the proposed changes to the Zoning Map and Amendment to the Planned Development would result in any new or substantially more adverse significant effects or require new mitigation measures not identified in the Fairview at Northgate Project EIR.
The addendum prepared by LSA is included as attachment 3 of this staff report. Given the analysis contained in the addendum, development of the proposed project would not cause any new or substantially more severe significant environmental effects that were not previously examined in the Certified EIR and would not require any new mitigation measures. Therefore, no further environmental analysis related to this topic is required pursuant to Section 15162 of the State California Environmental Quality Act (CEQA) Guidelines.
Notice And Comments
On March 27, 2026, pursuant to VMC Section 16.602.08 “Noticing,” a 21-calendar day notice of this hearing was mailed to all active neighborhood groups and all property owners within 500 feet of the subject parcel, and any other local agency expected to provide water, wastewater treatment, or other essential facilities or services to the project, as well as to members of the Planning Commission, the applicant and property owner. On March 29, 2026, notice of the public hearing was published as advertisement of 1/8-page in the Times Hearld. Finally, On March 30, 2026 notice of the public hearing was posted in three different locations at the subject site.
As of the writing of this report, staff have not received any comments.
Conclusion
Based on the analysis contained in this staff report, staff recommends that the Planning Commission adopt a resolution recommending the City Council:
1. Consider an Addendum to the certified Environmental Impact Report (SCH#2018102007) for Fairview at Northgate Project pursuant to CEQA guidelines 15162 and 15164; and
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2. Adopt an Ordinance adopting an amendment to the Fairview at Northgate Master Plan (PD24- 0002) to increase the number of residential dwelling units from 178 to 245 and amending the Zoning Map (PLN25-0110) to change the zoning designation of the Subject Property from Residential Medium Density (RMD) (APN: 0069-048-030) and Regional Commercial (RC) (0069- 048-040, -050) to Planned Development (PD); and
3. Approve Development Review (DVR24-0021), Design Review (DR24-0008), Landscape Review (LR24-0015), and a Vesting Tentative Map Amendment (TM24-0002), subject to the Conditions of Approval as Exhibit A to the recommended resolution for the project.
Levine Act: Government Code 84308
This item is subject to the Levine Act. City elected and appointed officials, including candidates for City elected office, (City Officers) who have received a campaign contribution of more than $500 within 12 months prior from a party, participant, or their representatives involved in this proceeding may do either of the following: (1) disclose the contribution on the record and recuse themselves from this proceeding; OR (2) return the portion of the contribution that exceeds $500 within 30 days from the time the elected official knew or should have known about the contribution and participate in the proceeding.
All parties, participants, and their representatives must disclose on the record of this proceeding any contribution of more than $500 made to the City Officers, such as the Mayor and/or Councilmembers, within 12 months prior to the date of the proceeding. City Officers are prohibited from accepting, soliciting, or directing a contribution of more than $500 from a party, participant, or their representatives during a proceeding and for 12 months following the date a final decision is rendered.
ACTION ITEM 9.B.
DATE: May 26, 2026
TO: Mayor and Members of the City Council
FROM: Kristin Pollot, AICP, Planning and Development Services Director Hector Rojas, Long Range Planning Manager
SUBJECT: HOLD A PUBLIC HEARING AND INTRODUCE AN ORDINANCE AMENDING THE VALLEJO MUNICIPAL CODE BY REPEALING AND REPLACING CHAPTER 16.303
RELATED TO ACCESSORY DWELLING UNITS FINDING SUCH ACTIONS
STATUTORILY EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17 AND CEQA GUIDELINES SECTION 15282(h)
RECOMMENDATION
Introduce an ordinance amending the Vallejo Municipal Code by repealing and replacing Chapter 16.303 related to Accessory Dwelling Units and finding such actions exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h). The Planning Commission Held a Public Hearing on April 20, 2026, and took action to recommend that the City Council adopt the ordinance.
REASONS FOR RECOMMENDATION
The proposed ordinance is recommended because it would update the Vallejo Municipal Code (VMC) to maintain consistency with current State Accessory Dwelling Unit (ADU) law, as codified in Government Code Sections 66310 through 66342. The proposed ordinance is also recommended because it would implement Housing Element Program A 3.1.1, which directs the City to periodically review and update its ADU regulations to ensure consistency with State law. On April 20, 2026, the Planning Commission conducted a public hearing on the proposed ordinance and recommended that the City Council adopt the ordinance.
BACKGROUND AND DISCUSSION
An ADU is a secondary residential unit located on the same lot as a primary dwelling that includes independent living facilities, such as a kitchen and bathroom. ADUs may be constructed as detached units, attached additions to an existing home, or created through the conversion of existing space, such as garages or portions of a primary residence. A related unit type, known as a junior accessory dwelling unit (JADU), is a smaller unit (limited to 500 square feet) that is located entirely within a single-family home and may share sanitation facilities with the primary residence. For purposes of this report, references to “ADUs” may include both accessory dwelling units and junior accessory dwelling units, unless otherwise specified.
In recent years, the State of California has adopted numerous legislative changes intended to promote the development of ADUs as a strategy to increase housing supply and improve housing affordability. These legislative changes significantly expanded the circumstances under which ADUs must be permitted ministerially and limited the ability of local jurisdictions to impose development standards that could constrain ADU construction.
The current State ADU statutes are codified in Government Code Sections 66310 through 66342. These provisions require cities and counties to allow ADUs ministerially in residential zones, establish maximum review timelines for ADU applications, and limit certain development standards that could otherwise act as
Date: May 26, 2026
Subject: HOLD A PUBLIC HEARING AND INTRODUCE AN ORDINANCE AMENDING THE VALLEJO MUNICIPAL CODE BY REPEALING AND REPLACING CHAPTER 16.303
RELATED TO ACCESSORY DWELLING UNITS FINDING SUCH ACTIONS
STATUTORILY EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17 AND CEQA GUIDELINES SECTION 15282(h)
barriers to ADU construction.
On December 30, 2024, the City Council adopted the 2023–2031 Housing Element Update. The Housing Element includes programs to remove governmental constraints to housing development, including Program A
3.1.1, which directs the City to periodically review and update its ADU regulations to ensure consistency with State ADU law. The City’s current ADU ordinance was adopted in 2021 and has not been updated since that time.
Project Description
The proposed ordinance would repeal and replace VMC Chapter 16.303 (Accessory Dwelling Units). The revised chapter would establish updated standards and procedures governing the development of ADUs within the City.
The proposed amendments include:
• Updated definitions for ADUs, JADUs, and related terms • Clarified ministerial approval procedures and application requirements • A 60-day timeline for approval or denial of complete ADU applications • Development standards governing conversion, attached, and detached ADUs • Standards for ADUs on both single-family and multi-family residential lots • Updated parking requirements and exemptions
• Objective design standards applicable to certain newly constructed ADUs • Clarified provisions regarding utility connections, impact fees, and unit addressing The proposed ordinance reorganizes and clarifies the City’s ADU regulations to improve usability for both City staff and applicants while ensuring consistency with current State law. It also includes a limited provision that provides additional flexibility beyond minimum State requirements. Specifically, the ordinance exempts ADUs that are 500 square feet or less from parking requirements, which may reduce development costs and barriers for smaller units. Otherwise, the ordinance is intended to maintain consistency with State ADU law.
ADU Development Trends in Vallejo
Data from the California Department of Housing and Community Development (HCD) indicates that approximately 186 ADUs were permitted in Vallejo between 2018 and 2024, reflecting sustained ADU activity in the city over recent years. Additional insight is provided by the Metropolitan Transportation Commission (MTC) ADU survey program. In Calendar Year 2025, the City issued planning approvals for 19 ADUs and received 17 completed surveys from applicants. Survey results indicate that most ADUs constructed in Vallejo are newly built detached units, with a smaller number consisting of garage conversions. The median unit size was approximately 525 square feet, with most units configured as studios or one-bedroom units, although some two-bedroom units and one three-bedroom unit were also reported.
ADUs are being used for a mix of purposes, including housing for family members and rental units. Estimated rents generally ranged between $1,000 and $2,000 per month, while several respondents indicated that the units would not be rented and would instead be occupied by family members. The most commonly identified challenge among respondents was understanding permitting requirements, highlighting the importance of clear, objective development standards and accessible guidance materials. This feedback underscores the
Date: May 26, 2026
Subject: HOLD A PUBLIC HEARING AND INTRODUCE AN ORDINANCE AMENDING THE VALLEJO MUNICIPAL CODE BY REPEALING AND REPLACING CHAPTER 16.303
RELATED TO ACCESSORY DWELLING UNITS FINDING SUCH ACTIONS
STATUTORILY EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17 AND CEQA GUIDELINES SECTION 15282(h)
need for a clear and well-organized regulatory framework that is easy for both applicants and staff to navigate.
In response, the City published an ADU Mini-Guide in July 2025 to provide an overview of applicable regulations, development standards, and permitting requirements, helping property owners better navigate the ADU development process. The guide is available on the Planning and Development Services Department website (planning.cityofvallejo.net) and will be updated following adoption of the proposed ordinance.
State Review
Pursuant to Government Code Section 66326, the City must submit the adopted ADU ordinance to HCD within 60 days of adoption. Following submission, HCD may review the ordinance and provide written findings regarding whether the ordinance complies with State ADU law. If HCD identifies provisions that do not comply with State law, the City would have an opportunity to amend the ordinance to address those findings or readopt the ordinance with findings explaining why the City believes the ordinance complies. If revisions are required, staff would return to the Planning Commission and City Council with proposed amendments.
Code Compliance
VMC Chapter 16.611.02(D) requires that any proposed amendments to the Zoning Code be reviewed and recommended by the Planning Commission at a duly noticed public hearing prior to consideration by the City Council. Consistent with this requirement, the Planning Commission held a duly noticed public hearing on April 20, 2026, and voted 5-0, with one absence, to adopt Resolution No. PC26-07 recommending City Council adoption of the proposed ordinance.
To adopt the proposed amendments, the City Council must make the following findings pursuant to VMC Section 16.611.03(A):
1. The ordinance amendment is consistent in principle with the General Plan and any applicable specific plan; and
2. The ordinance amendment is consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare.
Staff Analysis
The proposed ordinance is consistent with the General Plan because it implements Housing Element Program A 3.1.1, which directs the City to maintain consistency between the Zoning Code and current State ADU law.
The ordinance ensures that the City’s regulations do not conflict with or impose constraints beyond those allowed under State law.
ADUs are considered residential uses that are consistent with the underlying General Plan land use designations and zoning districts pursuant to Government Code Section 66314. Updating the City’s ADU ordinance ensures that the municipal code remains consistent with State law while continuing to allow ADUs as an accessory residential use within residential neighborhoods.
The proposed ordinance also supports the purposes of the Zoning Code by establishing clear, objective standards governing the development of ADUs. These standards provide predictable development regulations while facilitating the construction of additional housing units within existing residential areas. In doing so, the amendment supports the City’s broader housing goals by encouraging infill development, expanding housing
Date: May 26, 2026
Subject: HOLD A PUBLIC HEARING AND INTRODUCE AN ORDINANCE AMENDING THE VALLEJO MUNICIPAL CODE BY REPEALING AND REPLACING CHAPTER 16.303
RELATED TO ACCESSORY DWELLING UNITS FINDING SUCH ACTIONS
STATUTORILY EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17 AND CEQA GUIDELINES SECTION 15282(h)
opportunities for residents, and promoting efficient use of existing residential land. Because many ADU development standards are governed by State law, the City’s ability to impose additional local regulations is limited.
Notice and Public Comments
In accordance with VMC Section 16.602.08(A), notice of the public hearing for this item was published in the Times-Herald and electronically distributed prior to the City Council hearing on May 5, 2026. As of the date of preparation of this staff report, no public comments have been received regarding the proposed ordinance.
FISCAL IMPACT
There is no immediate fiscal impact associated with introduction of the ordinance. The proposed amendments primarily update and reorganize existing zoning regulations and procedures governing ADUs and JADUs. Any staff time associated with implementation would be absorbed within existing departmental operations.
ENVIRONMENTAL REVIEW
The proposed ordinance is statutorily exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which exempt the adoption of a local ordinance to implement State ADU law. The proposed ordinance updates the Zoning Code to maintain consistency with State law governing ADUs and does not authorize development beyond what is already permitted by State statute.
ATTACHMENTS
1. Ordinance Amending Chapter 16.303_ADUs_CAO Stamp
2. PC Resolution 26-07
CONTACT
Kristin Pollot, AICP, Planning & Development Services Director, (707) 648-4326 [email protected]
CITY COUNCIL OF THE CITY OF VALLEJO
ORDINANCE NO. ______ N.C.(2d)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VALLEJO AMENDING CHAPTER 16.303 OF THE VALLEJO MUNICIPAL CODE RELATED TO
ACCESSORY DWELLING UNITS
* * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS, Vallejo Municipal Code (“VMC”) Chapter 16.303 addresses accessory dwelling units (“ADU” or “ADUs”); and
WHEREAS, the State of California amended state law regarding ADUs and JADUs, effective January 1, 2026, including Assembly Bill No. 1154 and Senate Bill No. 9 and Senate Bill No. 543; and
WHEREAS, the ADU ordinance of the VMC is recommended to be amended to be consistent with State Law; and
WHEREAS, in accordance with VMC Chapter 16.611, any proposed amendments to the Zoning Code must first be reviewed and recommended by the Planning Commission at a duly noticed public hearing prior to being considered by the City Council; and WHEREAS, on April 20, 2026, after giving all public notices required by State law and the VMC, the Planning Commission conducted a duly noticed public hearing on the proposed amendments and voted 5-0, with one absence, to adopt Resolution No. PC26-07 recommending the City Council amend the VMC by repealing and replacing Chapter 16.303 (Accessory Dwelling Units) and find such actions exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h); and
WHEREAS, on May 5, 2026, notices describing the City Council’s public hearing on the proposed ordinance were mailed to all persons requesting notice pursuant to VMC Section
16.602.08, emailed to the members of the City Council, and published in a 1/8th page advertisement in the Times-Herald, a newspaper of local circulation; and WHEREAS, on May 26, 2026, the City Council, after giving all public notices required by State law and the VMC, conducted a duly noticed public hearing to consider and review public testimony on the proposed ordinance.
NOW, THEREFORE THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Recitals.
The foregoing recitals are true and correct, and the same are incorporated herein by reference.
SECTION 2. Record.
The Record of Proceedings ("Record") upon which the City Council bases its decision includes but is not limited to: (1) the staff reports, City files and records, and other documents prepared for the proposed ordinance; (2) the evidence, facts, findings and other determinations set forth herein; (3) the Vallejo General Plan 2040 and its FEIR; (4) the Addendum to the General Plan 2040 FEIR adopted for the 2023-2031 Housing Element; (5) the VMC and its related environmental documents; (6) all documentary and oral evidence received at public meetings, hearings, or submitted to the City relating to the proposed ordinance; and (7) all other matters of common knowledge to the City Council including, but not limited to, City, state, and federal laws, policies, rules, regulations, reports, records, and projections related to development within the City of Vallejo and its surrounding areas.
The location and custodian of the records is the City Clerk’s Office of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.
Section 3. CEQA Findings
Based on the Record as described above, and all matters deemed material and relevant prior to adopting this Ordinance, the City Council hereby finds and determines that the proposed amendments are statutorily exempt from environmental review pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which specifically exempt the adoption of an ordinance to comply with the provisions of Government Code Sections 66310 to 66342. Accordingly, no further environmental review is required, and this determination reflects the City Council’s independent judgment and analysis.
SECTION 4. Findings
The City Council hereby makes the following findings as required by VMC Sections 16.611.03.A.1 and A.2 (Required Findings, Zoning Code Text Amendments):
A.1. The ordinance amendment is consistent in principle with the general plan and any applicable specific plan;
Facts in support: The proposed amendments are intended to modify the City’s existing zoning regulations applicable to ADUs and JADUs to comply with recently adopted State ADU law and to streamline the City’s current ADU review process. The amendments implement Housing Element Program A 3.1.1, which requires the City to update its Zoning Code to incorporate the most up to date version of State ADU law, as well as Program H 4.1.2, which promotes the construction of affordable ADUs. Based on the direction and goals of these Housing Element Programs, the proposed amendments are consistent with the General Plan. The proposed amendments are also consistent with the City’s specific plans because each specific plan permits ADU development consistent with State ADU law.
A.2. The zoning text amendments are consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare.
Facts in support: The proposed amendments are intended to comply with State law directing local jurisdictions to reduce barriers to the production of ADUs in an effort to address demand for housing in California. Consistent with this statewide goal, the construction and occupancy of these types of housing units would promote the public health, safety, and general welfare of Vallejo by facilitating appropriate infill housing and expanding housing supply while maintaining orderly development consistent with the Zoning Code.
SECTION 5. Repeal of VMC Chapter 16.303
Chapter 16.303 of the VMC is hereby repealed in its entirety.
SECTION 6.
There is hereby added a new Chapter 16.303 to the VMC which is adopted to read as follows:
Chapter 16.303
ACCESSORY DWELLING UNITS
16.303.01 Purpose and applicability.
16.303.02 Definitions.
16.303.03 Permit required.
16.303.04 Submittals.
16.303.05 Fees.
16.303.06 Application review, denial, and remedies.
16.303.07 Density and consistency.
16.303.08 General ADU Standards.
16.303.09 Local objective design standards.
16.303.10 Conversion ADU standards.
16.303.11 Attached ADU standards.
16.303.12 Detached ADU standards.
16.303.13 JADU Standards.
16.303.14 Permitted combinations of ADUs and JADUs.
16.303.15 State law preemption.
16.303.01 – Purpose and applicability.
The purpose of this chapter is to implement Government Code Sections 66310 through 66339.5 by establishing objective standards and a ministerial review process for the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
16.303.02 – Definitions.
“Accessory dwelling unit (ADU).” An attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with an existing or proposed single-family or multifamily dwelling. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation (including a tub or shower, sink, and toilet) on the same parcel as the single-family or multifamily dwelling is or will be situated.
An ADU includes an efficiency unit, as defined in Health and Safety Code Section 17958.1, and a manufactured home, as defined in Health and Safety Code Section 18007. “Accessory dwelling unit (ADU), attached.” An ADU created through new construction that is physically attached to and shares at least one wall with an existing or proposed single-family dwelling.
"Accessory dwelling unit (ADU), conversion." On a lot with an existing single-family dwelling, an ADU created from space within that dwelling or within an existing accessory structure. On a lot with an existing multifamily dwelling, an ADU created from nonhabitable space within an existing multifamily structure, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages.
"Accessory dwelling unit (ADU), detached." An ADU created through new construction that is structurally independent from and does not share a wall with any existing or proposed singlefamily or multifamily dwelling on the lot. “Efficiency kitchen.” A kitchen that includes a cooking appliance, a food preparation counter, and storage cabinets of reasonable size in relation to the overall size of the junior accessory dwelling unit. An efficiency kitchen may include a gas or electric range or oven but is not required to do so.
“Junior accessory dwelling unit (JADU).” A residential dwelling unit that is no more than 500 square feet in size; is contained entirely within an existing or proposed single-family dwelling; includes a separate exterior entrance; includes at least an efficiency kitchen; and may include separate sanitation facilities or share sanitation facilities with the existing residence. A JADU shall not be considered a separate or new dwelling unit for the purposes of the California Fire Code.
“Multi-family residential lot.” For the purposes of this chapter, a multi-family residential lot is a lot developed with two or more attached dwelling units within the same structure or structures. A lot with multiple detached single-unit dwellings shall not be considered a multi-family residential lot.
16.303.03 – Permit required.
A. Building permit. A building permit shall be required prior to the construction, establishment, alteration, enlargement, or modification of any ADU or JADU.
B. Ministerial approval. A building permit application for an ADU or JADU that complies with the provisions of this chapter shall be approved ministerially, without a public hearing or discretionary decision.
C. Building code compliance. ADUs and JADUs shall be subject to the building code requirements applicable to detached dwellings. However, the construction of an ADU or JADU shall not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the chief building official makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety.
16.303.04 – Submittals.
A building permit application for an ADU or JADU shall be submitted in writing on forms provided by the Building Division and shall include all information specified in the application submittal checklist established by the Division.
16.303.05 – Fees.
A. Review fees. A building permit application for an ADU or JADU shall be accompanied by the application review fees set forth in the City’s Master Fee Schedule.
B. Impact fees. Newly constructed ADUs with a total floor area of 750 square feet or greater shall be subject to impact fees. Any such impact fees shall be charged proportionately in relation to the square footage of the ADU to the square footage of the primary dwelling.
C. Utility connections and fees.
1. Utility connections. An ADU shall be required to install a new or separate utility connection directly from the utility to the ADU, except when the ADU is created entirely from existing space within a dwelling unit. In such cases, a new or separate connection shall not be required, unless the ADU is constructed concurrently with a new single-family or multi-family dwelling.
2. Connection fee exemptions. A conversion ADU or JADU shall not be considered a new residential use for the purposes of calculating connection fees or capacity charges for utilities, including water and sewer services, unless it is constructed concurrently with a new single-family dwelling.
3. Fee proportionality. Any connection fee or capacity charge imposed on a conversion ADU or JADU shall be proportionate to the burden of the unit on the water or sewer system, based on either its square footage or the number of plumbing fixtures, as compared to the primary dwelling.
16.303.06 – Application review, denial, and remedies.
A. Completeness determination. Within 15 business days of receipt of an application for an ADU or JADU, the Building Division shall determine whether the application is complete and shall provide written notice of that determination to the applicant. If the application is determined to be incomplete, the written notice shall include a list of incomplete items and a description of how the application may be made complete. The Building Division shall not require additional items on resubmittal that were not included in the original notice of incompleteness.
B. Approval or denial. The Building Division shall approve or deny a complete application for an ADU or JADU within 60 days of receipt of the complete application. If the permit application for an ADU or JADU is submitted concurrently with a permit application to create a new single-family or multifamily dwelling on the lot, the Building Division may delay approving or denying the ADU or JADU application until the application for the new dwelling is approved or denied. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. An application for an ADU or JADU shall be considered and approved ministerially, without discretionary review or a public hearing. If the Building Division fails to approve or deny a complete application within the applicable time period, the application shall be deemed approved.
C. Denial. If an application is denied, the Building Division shall, within 60 days of receipt of a complete application, return to the applicant in writing a full set of comments with a list of items that are defective or deficient and a description of how the application may be remedied.
D. Appeal. An applicant may appeal in writing to the Planning Commission a determination that an application is incomplete or denied. The Planning Commission shall provide a final written determination within 60 business days of receipt of the written appeal. The decision of the Planning Commission shall be final and shall not be further appealable.
E. Certificate of occupancy. A certificate of occupancy for an ADU shall not be issued before a certificate of occupancy is issued for the primary dwelling.
16.303.07 – Density and consistency.
An ADU or JADU that complies with the requirements of this chapter shall not count toward the allowable density for the lot on which it is located. It shall be considered a residential use consistent with the existing General Plan land use designation and zoning for the lot.
16.303.08 – General ADU standards.
The following general standards shall apply to ADUs and JADUs:
A. Non-conforming conditions. The correction of non-conforming zoning conditions, building code violations, or unpermitted structures that do not pose a threat to public health or safety and are not affected by the construction of an ADU or JADU shall not be
required as a condition of ministerial approval of a building permit application for an ADU or JADU.
B. Demolition permit timing. A demolition permit for a detached garage that is proposed to be replaced with a detached or attached ADU shall be reviewed concurrently with the ADU application and issued at the same time as the building permit for the ADU. If the property is designated as a landmark or located within a historic district, written notice or the posting of a placard on the property shall be required.
C. Historic resources. ADUs and JADUs proposed on properties located within a historic district, designated as a landmark, or listed in the California Register of Historical Resources or the National Register of Historic Places shall comply with applicable objective standards adopted to protect the historic character of the property or district.
These standards may include requirements related to massing, materials, location, and architectural features, provided they do not preclude the creation of an ADU or JADU of at least 800 square feet. This provision does not exempt an ADU or JADU from review under CEQA if it would result in a significant impact to a historic resource, as defined in CEQA Guidelines Section 15064.5.
D. Solar energy system. A newly constructed, detached ADU shall be equipped with a solar photovoltaic system in compliance with the applicable provisions of the California Energy Code, unless exempt under the California Electrical Code. The system may be installed on the detached ADU or on the primary dwelling, in accordance with the standards established by the California Energy Commission and the California Electrical Code.
E. Fire sprinklers. Fire sprinklers shall not be required in an ADU or JADU unless they are required for the existing primary dwelling at the time of the ADU or JADU’s construction. The construction of an ADU or JADU shall not trigger a requirement to install fire sprinklers in the primary dwelling. If the primary dwelling does not have fire sprinklers, the construction of an ADU or JADU shall not impose a sprinkler requirement on the primary dwelling, even if the added floor area would otherwise trigger such a requirement.
F. Addressing. Each ADU or JADU shall be assigned a separate address or unit designation, consistent with the City’s addressing policy and emergency response requirements.
Addressing shall ensure that:
1. The ADU or JADU can be individually identified by emergency responders;
2. The address is compatible with utility service and billing systems; and
3. Mail and package delivery to the ADU or JADU is not impeded.
The Public Works Department shall assign or approve all addresses during the building permit process, in coordination with applicable departments and service providers.
G. Urban lot splits. On any lot created through an urban lot split approved pursuant to Government Code Section 66411.7, no more than two total dwelling units shall be permitted, including any combination of primary dwellings, ADUs, or JADUs.
H. Parking. The following parking requirements shall apply to ADUs and JADUs:
1. Minimum number. One off-street parking space shall be provided for each ADU, except as provided below. No off-street parking shall be required for a JADU.
2. Configuration and location. Required parking for ADUs may be provided as tandem parking on an existing driveway.
3. Exemptions. No off-street parking shall be required for an ADU if any of the following apply:
i. The ADU has a floor area of 500 square feet or less. ii. The ADU is located within ½ mile walking distance of public transit, as defined in Government Code Section 66313.
iii. The ADU is located within an architecturally or historically significant historic district.
iv. The ADU is located entirely within the proposed or existing primary dwelling or accessory structure.
v. On-street parking permits are required but not offered to the occupant of the ADU.
vi. A car share vehicle, as defined in Vehicle Code Section 22507.1, is located within one block of the ADU.
I. Replacement Parking. When a garage, carport, covered parking structure, or uncovered off-parking space is demolished or converted in conjunction with the construction of an ADU or JADU, replacement parking shall not be required.
J. Owner occupancy. Owner-occupancy shall not be required for ADUs. If a JADU has shared sanitation facilities with the primary structure, owner-occupancy shall be required.
If the JADU does not have shared sanitation facilities, owner-occupancy shall not be required.
K. Rentals. An ADU or JADU may be rented only for a term longer than 30 consecutive days.
L. Sale and separate conveyance. An ADU or JADU shall not be sold or conveyed separately from the primary dwelling. The separate sale, transfer, or conveyance of an ADU or JADU is prohibited, except as expressly allowed under Government Code Section 66341, which provides an exception for properties developed and sold by qualified nonprofit housing organizations to low-income homebuyers under specific conditions.
16.303.09 – Local objective design standards.
The following local objective design standards shall apply only to newly constructed attached and detached ADUs that exceed 800 square feet in floor area. These standards shall not apply to any ADU that is subject to Government Code Section 66323, including conversion ADUs created entirely within the existing space of a primary dwelling or accessory structure.
A. Materials and colors. The exterior materials and colors of the ADU, including walls, roof, eaves, windows, and doors, shall match the type, color range, and finish of the primary dwelling’s exterior materials and colors.
B. Roof slope, form, and eaves. The roof slope and form of the ADU shall match the slope of the largest portion of the primary dwelling’s roof, or shall be flat if the primary dwelling has a flat roof. Roof eaves shall match the size and style of the eaves on the primary dwelling, unless the primary dwelling does not include eaves or overhangs.
C. Access path. A clear and unobstructed path measuring at least 3 feet wide shall be provided between the entrance of the ADU and the public right-of-way, driveway, or alley.
D. Mechanical equipment screening. HVAC equipment, water heaters, and other exterior mechanical units shall be screened from public view using fencing, landscaping, or placement behind the ADU.
E. External staircases. External staircases serving a second-story ADU shall be located at least 5 feet from any side or rear property line unless replacing a legally established staircase in the same location.
F. Structure separation. A detached ADU shall maintain a minimum separation of 5 feet from the primary dwelling and any other structures on the lot, unless a greater separation is required by the Building or Fire Code.
16.303.10 – Conversion ADU standards.
The following standards shall apply to conversion ADUs:
A. Location. A conversion ADU shall be located entirely within existing space of a legally established structure, as follows:
1. For single-family residential lots, a conversion ADU may be created only from the proposed or existing space of the primary dwelling, or from the existing space of an accessory structure.
2. For multi-family residential lots, a conversion ADU may be created only from non-livable space of multi-family dwelling structures, such as storage rooms, boiler rooms, passageways, attics, basements, or garages.
B. Quantity.
1. For single-family residential lots, only one conversion ADU may be permitted per lot with an existing or proposed single-family dwelling.
2. For multi-family residential lots, multiple conversion ADUs may be permitted within the non-livable space of existing multi-family dwelling structures, if each unit complies with state building standards for dwellings. The total number of permitted conversion ADUs shall not exceed 25 percent of the number of existing multi-family dwelling units, or at least one, whichever is greater.
C. Size. There shall be no minimum or maximum floor area requirement for a conversion ADU.
D. Ingress and egress expansion. A conversion ADU created from existing space within an accessory structure may include an expansion of up to 150 square feet beyond the existing physical dimensions of the structure, solely for the purpose of accommodating ingress and egress.
E. Setbacks. No setbacks shall be required for a conversion ADU.
F. Height. The height of a conversion ADU shall be limited to the existing height of the structure or portion of the structure being converted.
G. Exterior access. Access shall be provided to the conversion ADU independent from the primary dwelling.
16.303.11 – Attached ADU standards.
The following standards shall apply to attached ADUs:
A. Location. An attached ADU shall be physically connected to the primary dwelling and may be created by constructing new space that shares at least one common wall with the proposed or existing single-family dwelling.
B. Quantity. Only one attached ADU may be permitted on a lot with a proposed or existing single-family dwelling.
C. Size.
1. Minimum floor area. The minimum floor area of an attached ADU shall not be less than 190 square feet.
2. Maximum floor area. The maximum floor area of an attached ADU shall be the lesser of:
i. Fifty percent of the floor area of the existing or proposed primary dwelling, or
ii. At least 850 square feet for a studio or one-bedroom unit, or 1,000 square feet for a unit with two or more bedrooms.
D. Setbacks.
1. Side and rear setbacks. An attached ADU shall comply with a minimum setback of no more than 4 feet from the side and rear lot lines.
2. Front yard setbacks. Attached ADUs shall comply with the front yard setback requirements of the underlying zoning district, except where such requirements would preclude the development of an ADU of at least 800 square feet. In such cases, the ADU may encroach into the front setback to the extent necessary to allow construction of an ADU of at least 800 square feet.
3. Setback exceptions for existing structures. No setback shall be required for an attached ADU that is created within the existing livable space of the primary dwelling, or that is constructed in the same location and to the same dimensions as a legally established existing structure.
E. Height. An attached ADU may be constructed up to 25 feet in height, or the maximum height permitted for the primary dwelling in the applicable zoning district, whichever is lower.
F. Exterior access. Access shall be provided to the attached ADU independent from the primary dwelling. An interior connection between an attached ADU and the primary dwelling is permitted, provided the ADU maintains a separate exterior entrance.
16.303.12 – Detached ADU standards.
The following standards shall apply to detached ADUs:
A. Location. A detached ADU may be constructed on the same lot as an existing or proposed single-family or multi-family dwelling. Detached ADUs shall be physically separate from the primary dwelling and any attached ADU or JADU.
B. Quantity.
1. For single-family residential lots. Only one detached ADU may be permitted on a lot with a proposed or existing single-family dwelling.
2. For multi-family residential lots. On lots with existing multi-family dwellings, up to eight detached ADUs may be permitted, provided the number of detached ADUs does not exceed the number of existing dwelling units on the lot. On lots with proposed multi-family dwellings, not more than two detached ADUs may be permitted. The detached ADUs may be attached to one another, provided they are detached from the existing or proposed multi-family structure and meet all applicable development standards.
C. Size.
1. Minimum floor area. The minimum floor area of a detached ADU shall not be less than 190 square feet.
2. Maximum floor area. The maximum floor area of a detached ADU shall be 1,200 square feet.
D. Setbacks.
1. Side and rear setbacks. A detached ADU shall be subject to a minimum setback of four feet from the side and rear lot lines.
2. Front yard setbacks. Detached ADUs shall comply with the front yard setback requirements of the underlying zoning district, except where such requirements would preclude the development of an ADU of at least 800 square feet. In such cases, the ADU may encroach into the front setback to the extent necessary to allow construction of an ADU of at least 800 square feet.
3. Distance between structures. Detached ADUs shall comply with applicable building and fire code requirements for separation between structures.
4. Setback exceptions for existing structures. No setback shall be required for a detached ADU that is created within an existing accessory structure, or that is constructed in the same location and to the same dimensions as a legally established existing structure.
E. Height.
1. Base height limit. A detached ADU may be constructed up to 16 feet in height on a lot with an existing or proposed single-family or multi-family dwelling.
2. Increased height near transit. A detached ADU may be constructed up to 18 feet in height, plus an additional 2 feet to accommodate a roof pitch that matches the roof pitch of the primary dwelling, if the lot meets both of the following criteria:
i. It contains an existing or proposed single-family or multi-family dwelling; and
ii. It is located within ½ mile of either a major transit stop or a high-quality transit corridor, as defined in Public Resources Code Sections 21064.3 and 21155.
3. Multistory multi-family lots. A detached ADU may be constructed up to 18 feet in height on a lot with an existing or proposed multi-family, multistory dwelling, regardless of proximity to transit.
F. Other standards. The site development standards in chapters 16.501 through 16.509, including but not limited to lot coverage, floor area ratio, open space, and landscaping, shall not be applied in a manner that would preclude the development of at least one detached ADU of at least 800 square feet in floor area that maintains four-foot side and rear setbacks.
16.303.13 – JADU standards.
The following standards shall apply to JADUs:
A. Location. A JADU shall be located entirely within the walls of the proposed or existing single-family dwelling. Attached garages shall be considered a part of the proposed or existing single-family residence.
B. Quantity. Only one JADU may be permitted per lot with a proposed or existing singlefamily dwelling.
C. Size.
1. Minimum floor area. The minimum floor area of a JADU shall not be less than 190 square feet.
2. Maximum floor area. The floor area of a JADU shall not exceed 500 square feet.
D. Setbacks. No setback shall be required for a JADU, as it must be located entirely within the existing or proposed single-family dwelling.
E. Height. Height limits shall not apply to JADUs created entirely within the existing or proposed structure of the primary dwelling. However, any exterior modifications to accommodate a JADU shall comply with the applicable height standards of the primary dwelling, as set forth in this title.
F. Exterior access. Access shall be provided to the JADU independent from the primary dwelling.
G. Interior connection. An interior connection between the JADU and the primary dwelling shall not be required, unless the JADU does not include a separate bathroom, in which case the JADU shall provide an interior entrance to the main living area of the primary dwelling for shared sanitation access.
H. Efficiency kitchen. A JADU shall include an efficiency kitchen.
I. Deed restriction. Prior to the issuance of a certificate of occupancy for a JADU, the applicant shall provide the Building Division with proof of recordation of a deed restriction with Solano County Assessor/Recorder Department that:
1. Prohibits the sale of the JADU separate from the sale of the single-family residence, including a statement that the deed restriction shall be enforced against future purchasers; and
2. Restricts the size and attributes of the JADU as approved by the building permit.
16.303.14 – Permitted combinations of ADUs and JADUs.
This section summarizes the combinations of ADUs and JADUs permitted on single-family and multi-family lots, based on the standards in this chapter:
A. Single-family residential lots. On a lot with a proposed or existing single-family dwelling:
1. One JADU; plus
2. One attached or conversion ADU; plus
3. One detached ADU.
4. A conversion ADU created pursuant to Subsection A.2 shall not be prohibited due to the presence of either an attached or detached ADU on the same lot.
5. Notwithstanding Subsection A.4, the total number of ADUs and JADUs permitted on a single-family lot shall not exceed three units.
B. Multi-family residential lots. On a lot with existing or proposed multi-family dwellings:
1. Multiple conversion ADUs, up to 25 percent of the number of existing units (or at least one); and
2. Up to two detached ADUs on lots with newly constructed or proposed multifamily dwellings, where the ADUs are developed concurrently with the multifamily structure; or
3. Up to eight detached ADUs on lots with existing multi-family dwellings, provided the total number of detached ADUs does not exceed the number of existing units on the lot.
16.303.15 – State law preemption.
To the extent that any provision of this chapter conflicts with Government Code Sections 66310 through 66339.5, or any other applicable provision of state law governing ADUs and JADUs, the state law shall control. The provisions of this chapter shall otherwise remain in full force and effect to the extent they are not in conflict with state law.
SECTION 6. Effective Date.
This Ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage.
* * * * * * * * * * * * * * * * * * * * * * * * *
I HEREBY CERTIFY that the foregoing ordinance was first read at a regular meeting of the City of Vallejo City Council on the 26th day of May 2026 and was passed and adopted at a regular meeting of the Vallejo City Council on the _____ day of __________, 2026 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
_______________________________________
ANDREA SORCE, MAYOR
ATTEST:
_______________________________________
DAWN G. ABRAHAMSON, CITY CLERK
1 CITY OF VALLEJO PLANNING COMMISSION
PC26-07
A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL
AMEND THE VALLEJO MUNICIPAL CODE BY REPEALING AND REPLACING CHAPTER
16.303 (ACCESSORY DWELLING UNITS) AND FINDING SUCH ACTIONS EXEMPT FROM
THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO PUBLIC RESOURCES SECTION 21080.17 AND CEQA GUIDELINES SECTION 15282(H)
* * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS, Vallejo Municipal Code (“VMC”) Chapter 16.303 addresses accessory dwelling units (“ADU” or “ADUs”); and
WHEREAS, the State of California amended state law regarding ADUs and JADUs, effective January 1, 2026, including Assembly Bill No. 1154 and Senate Bill No. 9 and Senate Bill No. 543; and
WHEREAS, the ADU ordinance of the VMC is recommended to be amended to be consistent with State Law; and
WHEREAS, in accordance with the Vallejo Municipal Code Chapter 16.611, any proposed amendments to the Zoning Code must first be reviewed and recommended by the Planning Commission at a duly noticed public hearing prior to being considered by the City Council; and WHEREAS, notices describing the Planning Commission’s public hearing on the proposed ADU ordinance and its accompanying CEQA determination were mailed to all persons requesting notice pursuant to Section 16.602.08 of the Vallejo Municipal Code, emailed to the members of the Planning Commission, and published in a 1/8th page advertisement in the Times-Herald, a newspaper of local circulation, on March 28, 2026; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on the regarding the proposed ADU ordinance on April 20, 2026, at which time all interested persons were given an opportunity to be heard.
NOW, THEREFORE, LET IT BE RESOLVED that the Planning Commission hereby finds, determines, and resolves as follows:
Section 1. Recitals.
The foregoing recitals are true and correct, and the same are incorporated herein by reference.
Section 2. Record.
The Record of Proceedings ("Record") upon which the Planning Commission bases its recommendation includes but is not limited to: (1) the staff reports, City files and records, and other documents prepared for the proposed ADU ordinance; (2) the evidence, facts, findings and other determinations set forth in this resolution; (3) the Vallejo General Plan 2040 and its Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
2 FEIR; (4) the Addendum to the General Plan 2040 FEIR adopted for the 2023-2031 Housing Element; (5) the VMC and its related environmental documents; (6) all documentary and oral evidence received at public meetings, hearings, or submitted to the City relating to the proposed ADU ordinance; and (7) all other matters of common knowledge to the Planning Commission including, but not limited to, City, state, and federal laws, policies, rules, regulations, reports, records, and projections related to development within the City of Vallejo and its surrounding areas.
The location and custodian of the records is the Planning and Development Services Department of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.
Section 3. California Environmental Quality Act Findings.
Based on the Record as described above, and all matters deemed material and relevant prior to adopting this Resolution, the Planning Commission hereby finds and determines that the proposed ADU ordinance is statutorily exempt from environmental review pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which specifically exempt the adoption of an ordinance to comply with the provisions of Government Code Sections 66310 to 66342. Accordingly, no further environmental review is required, and this determination reflects the Planning Commission’s independent judgment and analysis.
Section 4. Findings.
In accordance with Vallejo Municipal Code Section 16.611.03.A.1 and A.2 (Required Findings, Zoning Code Text Amendments), the Planning Commission hereby makes the following findings regarding the ADU ordinance amendment, as detailed in Exhibit A attached hereto and incorporated herein by reference.
A.1 The ordinance amendment is consistent in principle with the general plan and any applicable specific plan;
Facts in support: The proposed ADU ordinance is intended to modify the City’s existing zoning regulations applicable to ADUs and JADUs to comply with recently adopted State ADU law and to streamline the City’s current ADU review process. The proposed ordinance implements Housing Element Program A 3.1.1, which requires the City to update its Zoning Code to incorporate the most up to date version of State ADU law, as well as Program H
4.1.2, which promotes the construction of affordable ADUs. Based on the direction and goals of these Housing Element Programs, the proposed ADU ordinance amendment is consistent with the General Plan. The proposed ordinance is also consistent with the City’s specific plans because each specific plan permits ADU development consistent with State ADU law.
A.2. The zoning text amendments are consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare.
Facts in support: The proposed ADU ordinance amendment is intended to comply with State law directing local jurisdictions to reduce barriers to the production of accessory dwelling Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
3 units in an effort to address demand for housing in California. Consistent with this statewide goal, the construction and occupancy of these types of housing units would promote the public health, safety, and general welfare of Vallejo by facilitating appropriate infill housing and expanding housing supply while maintaining orderly development consistent with the Zoning Code.
Section 5. Decision.
BE IT FURTHER RESOLVED that, based on the findings set forth herein and the record as a whole, the Planning Commission hereby recommends that the City Council amend the Vallejo Municipal Code by repealing and replacing Chapter 16.303 (Accessory Dwelling Units), as shown in Exhibit A, attached hereto, and incorporated by reference.
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Vallejo, State of California, on the 20th day of April 2026 by the following vote, to-wit:
AYES: Taylor, Douglass, Blind, White, Beasley-Stansberry NOES: None
ABSENT: Madeiros
ABSTAIN: None
_______________________________________________________
ANTHONY TAYLOR, CHAIRPERSON
City of Vallejo Planning Commission
Attest:
_______________________________
KRISTIN POLLOT, AICP – SECRETARY
City of Vallejo Planning Commission
Exhibits:
A. Proposed Ordinance Amending Chapter 16.303 of the Vallejo Municipal Code Relating to Accessory Dwelling Units
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EXHIBIT A
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VALLEJO AMENDING CHAPTER 16.303 OF THE VALLEJO MUNICIPAL CODE RELATED TO
ACCESSORY DWELLING UNITS
THE COUNCIL OF THE CITY OF VALLEJO DOES ORDAIN AS FOLLOWS:
SECTION 1. Chapter 16.303 of the Vallejo Municipal Code is hereby repealed in its entirety.
SECTION 2. There is hereby added a new Chapter 16.303 to the Vallejo Municipal Code which is adopted to read as follows:
Chapter 16.303
ACCESSORY DWELLING UNITS
16.303.01 Purpose and applicability.
16.303.02 Definitions.
16.303.03 Permit required.
16.303.04 Submittals.
16.303.05 Fees.
16.303.06 Application review, denial, and remedies.
16.303.07 Density and consistency.
16.303.08 General ADU Standards.
16.303.09 Local objective design standards.
16.303.10 Conversion ADU standards.
16.303.11 Attached ADU standards.
16.303.12 Detached ADU standards.
16.303.13 JADU Standards.
16.303.14 Permitted combinations of ADUs and JADUs.
16.303.15 State law preemption.
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2 16.303.01 – Purpose and applicability.
The purpose of this chapter is to implement Government Code Sections 66310 through 66339.5 by establishing objective standards and a ministerial review process for the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
16.303.02 – Definitions.
“Accessory dwelling unit (ADU).” An attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with an existing or proposed single-family or multifamily dwelling. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation (including a tub or shower, sink, and toilet) on the same parcel as the single-family or multifamily dwelling is or will be situated.
An ADU includes an efficiency unit, as defined in Health and Safety Code Section 17958.1, and a manufactured home, as defined in Health and Safety Code Section 18007. “Accessory dwelling unit (ADU), attached.” An ADU created through new construction that is physically attached to and shares at least one wall with an existing or proposed single-family dwelling.
"Accessory dwelling unit (ADU), conversion." On a lot with an existing single-family dwelling, an ADU created from space within that dwelling or within an existing accessory structure. On a lot with an existing multifamily dwelling, an ADU created from nonhabitable space within an existing multifamily structure, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages.
"Accessory dwelling unit (ADU), detached." An ADU created through new construction that is structurally independent from and does not share a wall with any existing or proposed singlefamily or multifamily dwelling on the lot. “Efficiency kitchen.” A kitchen that includes a cooking appliance, a food preparation counter, and storage cabinets of reasonable size in relation to the overall size of the junior accessory dwelling unit. An efficiency kitchen may include a gas or electric range or oven but is not required to do so.
“Junior accessory dwelling unit (JADU).” A residential dwelling unit that is no more than 500 square feet in size; is contained entirely within an existing or proposed single-family dwelling; includes a separate exterior entrance; includes at least an efficiency kitchen; and may include separate sanitation facilities or share sanitation facilities with the existing residence. A JADU shall not be considered a separate or new dwelling unit for the purposes of the California Fire Code.
“Multi-family residential lot.” For the purposes of this chapter, a multi-family residential lot is a lot developed with two or more attached dwelling units within the same structure or structures. A lot with multiple detached single-unit dwellings shall not be considered a multi-family residential lot.
16.303.03 – Permit required.
A. Building permit. A building permit shall be required prior to the construction, establishment, alteration, enlargement, or modification of any ADU or JADU.
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3 B. Ministerial approval. A building permit application for an ADU or JADU that complies with the provisions of this chapter shall be approved ministerially, without a public hearing or discretionary decision.
C. Building code compliance. ADUs and JADUs shall be subject to the building code requirements applicable to detached dwellings. However, the construction of an ADU or JADU shall not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the chief building official makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety.
16.303.04 – Submittals.
A building permit application for an ADU or JADU shall be submitted in writing on forms provided by the Building Division and shall include all information specified in the application submittal checklist established by the Division.
16.303.05 – Fees.
A. Review fees. A building permit application for an ADU or JADU shall be accompanied by the application review fees set forth in the City’s Master Fee Schedule.
B. Impact fees. Newly constructed ADUs with a total floor area of 750 square feet or greater shall be subject to impact fees. Any such impact fees shall be charged proportionately in relation to the square footage of the ADU to the square footage of the primary dwelling.
C. Utility connections and fees.
1. Utility connections. An ADU shall be required to install a new or separate utility connection directly from the utility to the ADU, except when the ADU is created entirely from existing space within a dwelling unit. In such cases, a new or separate connection shall not be required, unless the ADU is constructed concurrently with a new single-family or multi-family dwelling.
2. Connection fee exemptions. A conversion ADU or JADU shall not be considered a new residential use for the purposes of calculating connection fees or capacity charges for utilities, including water and sewer services, unless it is constructed concurrently with a new single-family dwelling.
3. Fee proportionality. Any connection fee or capacity charge imposed on a conversion ADU or JADU shall be proportionate to the burden of the unit on the water or sewer system, based on either its square footage or the number of plumbing fixtures, as compared to the primary dwelling.
16.303.06 – Application review, denial, and remedies.
A. Completeness determination. Within 15 business days of receipt of an application for an ADU or JADU, the Building Division shall determine whether the application is complete and shall provide written notice of that determination to the applicant. If the application is Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
4 determined to be incomplete, the written notice shall include a list of incomplete items and a description of how the application may be made complete. The Building Division shall not require additional items on resubmittal that were not included in the original notice of incompleteness.
B. Approval or denial. The Building Division shall approve or deny a complete application for an ADU or JADU within 60 days of receipt of the complete application. If the permit application for an ADU or JADU is submitted concurrently with a permit application to create a new single-family or multifamily dwelling on the lot, the Building Division may delay approving or denying the ADU or JADU application until the application for the new dwelling is approved or denied. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. An application for an ADU or JADU shall be considered and approved ministerially, without discretionary review or a public hearing. If the Building Division fails to approve or deny a complete application within the applicable time period, the application shall be deemed approved.
C. Denial. If an application is denied, the Building Division shall, within 60 days of receipt of a complete application, return to the applicant in writing a full set of comments with a list of items that are defective or deficient and a description of how the application may be remedied.
D. Appeal. An applicant may appeal in writing to the Planning Commission a determination that an application is incomplete or denied. The Planning Commission shall provide a final written determination within 60 business days of receipt of the written appeal. The decision of the Planning Commission shall be final and shall not be further appealable.
E. Certificate of occupancy. A certificate of occupancy for an ADU shall not be issued before a certificate of occupancy is issued for the primary dwelling.
16.303.07 – Density and consistency.
An ADU or JADU that complies with the requirements of this chapter shall not count toward the allowable density for the lot on which it is located. It shall be considered a residential use consistent with the existing General Plan land use designation and zoning for the lot.
16.303.08 – General ADU standards.
The following general standards shall apply to ADUs and JADUs:
A. Non-conforming conditions. The correction of non-conforming zoning conditions, building code violations, or unpermitted structures that do not pose a threat to public health or safety and are not affected by the construction of an ADU or JADU shall not be required as a condition of ministerial approval of a building permit application for an ADU or JADU.
B. Demolition permit timing. A demolition permit for a detached garage that is proposed to be replaced with a detached or attached ADU shall be reviewed concurrently with the ADU application and issued at the same time as the building permit for the ADU. If the Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
5 property is designated as a landmark or located within a historic district, written notice or the posting of a placard on the property shall be required.
C. Historic resources. ADUs and JADUs proposed on properties located within a historic district, designated as a landmark, or listed in the California Register of Historical Resources or the National Register of Historic Places shall comply with applicable objective standards adopted to protect the historic character of the property or district.
These standards may include requirements related to massing, materials, location, and architectural features, provided they do not preclude the creation of an ADU or JADU of at least 800 square feet. This provision does not exempt an ADU or JADU from review under CEQA if it would result in a significant impact to a historic resource, as defined in CEQA Guidelines Section 15064.5.
D. Solar energy system. A newly constructed, detached ADU shall be equipped with a solar photovoltaic system in compliance with the applicable provisions of the California Energy Code, unless exempt under the California Electrical Code. The system may be installed on the detached ADU or on the primary dwelling, in accordance with the standards established by the California Energy Commission and the California Electrical Code.
E. Fire sprinklers. Fire sprinklers shall not be required in an ADU or JADU unless they are required for the existing primary dwelling at the time of the ADU or JADU’s construction. The construction of an ADU or JADU shall not trigger a requirement to install fire sprinklers in the primary dwelling. If the primary dwelling does not have fire sprinklers, the construction of an ADU or JADU shall not impose a sprinkler requirement on the primary dwelling, even if the added floor area would otherwise trigger such a requirement.
F. Addressing. Each ADU or JADU shall be assigned a separate address or unit designation, consistent with the City’s addressing policy and emergency response requirements.
Addressing shall ensure that:
1. The ADU or JADU can be individually identified by emergency responders;
2. The address is compatible with utility service and billing systems; and
3. Mail and package delivery to the ADU or JADU is not impeded.
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6 The Public Works Department shall assign or approve all addresses during the building permit process, in coordination with applicable departments and service providers.
G. Urban lot splits. On any lot created through an urban lot split approved pursuant to Government Code Section 66411.7, no more than two total dwelling units shall be permitted, including any combination of primary dwellings, ADUs, or JADUs.
H. Parking. The following parking requirements shall apply to ADUs and JADUs:
1. Minimum number. One off-street parking space shall be provided for each ADU, except as provided below. No off-street parking shall be required for a JADU.
2. Configuration and location. Required parking for ADUs may be provided as tandem parking on an existing driveway.
3. Exemptions. No off-street parking shall be required for an ADU if any of the following apply:
i. The ADU has a floor area of 500 square feet or less. ii. The ADU is located within ½ mile walking distance of public transit, as defined in Government Code Section 66313.
iii. The ADU is located within an architecturally or historically significant historic district.
iv. The ADU is located entirely within the proposed or existing primary dwelling or accessory structure.
v. On-street parking permits are required but not offered to the occupant of the ADU.
vi. A car share vehicle, as defined in Vehicle Code Section 22507.1, is located within one block of the ADU.
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7 I. Replacement Parking. When a garage, carport, covered parking structure, or uncovered off-parking space is demolished or converted in conjunction with the construction of an ADU or JADU, replacement parking shall not be required.
J. Owner occupancy. Owner-occupancy shall not be required for ADUs. If a JADU has shared sanitation facilities with the primary structure, owner-occupancy shall be required.
If the JADU does not have shared sanitation facilities, owner-occupancy shall not be required.
K. Rentals. An ADU or JADU may be rented only for a term longer than 30 consecutive days.
L. Sale and separate conveyance. An ADU or JADU shall not be sold or conveyed separately from the primary dwelling. The separate sale, transfer, or conveyance of an ADU or JADU is prohibited, except as expressly allowed under Government Code Section 66341, which provides an exception for properties developed and sold by qualified nonprofit housing organizations to low-income homebuyers under specific conditions.
16.303.09 – Local objective design standards.
The following local objective design standards shall apply only to newly constructed attached and detached ADUs that exceed 800 square feet in floor area. These standards shall not apply to any ADU that is subject to Government Code Section 66323, including conversion ADUs created entirely within the existing space of a primary dwelling or accessory structure.
A. Materials and colors. The exterior materials and colors of the ADU, including walls, roof, eaves, windows, and doors, shall match the type, color range, and finish of the primary dwelling’s exterior materials and colors.
B. Roof slope, form, and eaves. The roof slope and form of the ADU shall match the slope of the largest portion of the primary dwelling’s roof, or shall be flat if the primary dwelling has a flat roof. Roof eaves shall match the size and style of the eaves on the primary dwelling, unless the primary dwelling does not include eaves or overhangs.
C. Access path. A clear and unobstructed path measuring at least 3 feet wide shall be provided between the entrance of the ADU and the public right-of-way, driveway, or alley.
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8 D. Mechanical equipment screening. HVAC equipment, water heaters, and other exterior mechanical units shall be screened from public view using fencing, landscaping, or placement behind the ADU.
E. External staircases. External staircases serving a second-story ADU shall be located at least 5 feet from any side or rear property line unless replacing a legally established staircase in the same location.
F. Structure separation. A detached ADU shall maintain a minimum separation of 5 feet from the primary dwelling and any other structures on the lot, unless a greater separation is required by the Building or Fire Code.
16.303.10 – Conversion ADU standards.
The following standards shall apply to conversion ADUs:
A. Location. A conversion ADU shall be located entirely within existing space of a legally established structure, as follows:
1. For single-family residential lots, a conversion ADU may be created only from the proposed or existing space of the primary dwelling, or from the existing space of an accessory structure.
2. For multi-family residential lots, a conversion ADU may be created only from non-livable space of multi-family dwelling structures, such as storage rooms, boiler rooms, passageways, attics, basements, or garages.
B. Quantity.
1. For single-family residential lots, only one conversion ADU may be permitted per lot with an existing or proposed single-family dwelling.
2. For multi-family residential lots, multiple conversion ADUs may be permitted within the non-livable space of existing multi-family dwelling structures, if each unit complies with state building standards for dwellings. The total number of permitted conversion ADUs shall not exceed 25 percent of the number of existing multi-family dwelling units, or at least one, whichever is greater.
C. Size. There shall be no minimum or maximum floor area requirement for a conversion ADU.
D. Ingress and egress expansion. A conversion ADU created from existing space within an accessory structure may include an expansion of up to 150 square feet beyond the existing physical dimensions of the structure, solely for the purpose of accommodating ingress and egress.
E. Setbacks. No setbacks shall be required for a conversion ADU.
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9 F. Height. The height of a conversion ADU shall be limited to the existing height of the structure or portion of the structure being converted.
G. Exterior access. Access shall be provided to the conversion ADU independent from the primary dwelling.
16.303.11 – Attached ADU standards.
The following standards shall apply to attached ADUs:
A. Location. An attached ADU shall be physically connected to the primary dwelling and may be created by constructing new space that shares at least one common wall with the proposed or existing single-family dwelling.
B. Quantity. Only one attached ADU may be permitted on a lot with a proposed or existing single-family dwelling.
C. Size.
1. Minimum floor area. The minimum floor area of an attached ADU shall not be less than 190 square feet.
2. Maximum floor area. The maximum floor area of an attached ADU shall be the lesser of:
i. Fifty percent of the floor area of the existing or proposed primary dwelling, or
ii. At least 850 square feet for a studio or one-bedroom unit, or 1,000 square feet for a unit with two or more bedrooms.
D. Setbacks.
1. Side and rear setbacks. An attached ADU shall comply with a minimum setback of no more than 4 feet from the side and rear lot lines.
2. Front yard setbacks. Attached ADUs shall comply with the front yard setback requirements of the underlying zoning district, except where such requirements would preclude the development of an ADU of at least 800 square feet. In such cases, the ADU may encroach into the front setback to the extent necessary to allow construction of an ADU of at least 800 square feet.
3. Setback exceptions for existing structures. No setback shall be required for an attached ADU that is created within the existing livable space of the primary dwelling, or that is constructed in the same location and to the same dimensions as a legally established existing structure.
E. Height. An attached ADU may be constructed up to 25 feet in height, or the maximum height permitted for the primary dwelling in the applicable zoning district, whichever is lower.
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10 F. Exterior access. Access shall be provided to the attached ADU independent from the primary dwelling. An interior connection between an attached ADU and the primary dwelling is permitted, provided the ADU maintains a separate exterior entrance.
16.303.12 – Detached ADU standards.
The following standards shall apply to detached ADUs:
A. Location. A detached ADU may be constructed on the same lot as an existing or proposed single-family or multi-family dwelling. Detached ADUs shall be physically separate from the primary dwelling and any attached ADU or JADU.
B. Quantity.
1. For single-family residential lots. Only one detached ADU may be permitted on a lot with a proposed or existing single-family dwelling.
2. For multi-family residential lots. On lots with existing multi-family dwellings, up to eight detached ADUs may be permitted, provided the number of detached ADUs does not exceed the number of existing dwelling units on the lot. On lots with proposed multi-family dwellings, not more than two detached ADUs may be permitted. The detached ADUs may be attached to one another, provided they are detached from the existing or proposed multi-family structure and meet all applicable development standards.
C. Size.
1. Minimum floor area. The minimum floor area of a detached ADU shall not be less than 190 square feet.
2. Maximum floor area. The maximum floor area of a detached ADU shall be 1,200 square feet.
D. Setbacks.
1. Side and rear setbacks. A detached ADU shall be subject to a minimum setback of four feet from the side and rear lot lines.
2. Front yard setbacks. Detached ADUs shall comply with the front yard setback requirements of the underlying zoning district, except where such requirements Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
11 would preclude the development of an ADU of at least 800 square feet. In such cases, the ADU may encroach into the front setback to the extent necessary to allow construction of an ADU of at least 800 square feet.
3. Distance between structures. Detached ADUs shall comply with applicable building and fire code requirements for separation between structures.
4. Setback exceptions for existing structures. No setback shall be required for a detached ADU that is created within an existing accessory structure, or that is constructed in the same location and to the same dimensions as a legally established existing structure.
E. Height.
1. Base height limit. A detached ADU may be constructed up to 16 feet in height on a lot with an existing or proposed single-family or multi-family dwelling.
2. Increased height near transit. A detached ADU may be constructed up to 18 feet in height, plus an additional 2 feet to accommodate a roof pitch that matches the roof pitch of the primary dwelling, if the lot meets both of the following criteria:
i. It contains an existing or proposed single-family or multi-family dwelling; and
ii. It is located within ½ mile of either a major transit stop or a high-quality transit corridor, as defined in Public Resources Code Sections 21064.3 and 21155.
3. Multistory multi-family lots. A detached ADU may be constructed up to 18 feet in height on a lot with an existing or proposed multi-family, multistory dwelling, regardless of proximity to transit.
F. Other standards. The site development standards in chapters 16.501 through 16.509, including but not limited to lot coverage, floor area ratio, open space, and landscaping, shall not be applied in a manner that would preclude the development of at least one Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
12 detached ADU of at least 800 square feet in floor area that maintains four-foot side and rear setbacks.
16.303.13 – JADU standards.
The following standards shall apply to JADUs:
A. Location. A JADU shall be located entirely within the walls of the proposed or existing single-family dwelling. Attached garages shall be considered a part of the proposed or existing single-family residence.
B. Quantity. Only one JADU may be permitted per lot with a proposed or existing singlefamily dwelling.
C. Size.
1. Minimum floor area. The minimum floor area of a JADU shall not be less than 190 square feet.
2. Maximum floor area. The floor area of a JADU shall not exceed 500 square feet.
D. Setbacks. No setback shall be required for a JADU, as it must be located entirely within the existing or proposed single-family dwelling.
E. Height. Height limits shall not apply to JADUs created entirely within the existing or proposed structure of the primary dwelling. However, any exterior modifications to accommodate a JADU shall comply with the applicable height standards of the primary dwelling, as set forth in this title.
F. Exterior access. Access shall be provided to the JADU independent from the primary dwelling.
G. Interior connection. An interior connection between the JADU and the primary dwelling shall not be required, unless the JADU does not include a separate bathroom, in which case the JADU shall provide an interior entrance to the main living area of the primary dwelling for shared sanitation access.
H. Efficiency kitchen. A JADU shall include an efficiency kitchen.
I. Deed restriction. Prior to the issuance of a certificate of occupancy for a JADU, the applicant shall provide the Building Division with proof of recordation of a deed restriction with Solano County Assessor/Recorder Department that:
1. Prohibits the sale of the JADU separate from the sale of the single-family residence, including a statement that the deed restriction shall be enforced against future purchasers; and
2. Restricts the size and attributes of the JADU as approved by the building permit.
16.303.14 – Permitted combinations of ADUs and JADUs.
This section summarizes the combinations of ADUs and JADUs permitted on single-family and multi-family lots, based on the standards in this chapter:
Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9
13 A. Single-family residential lots. On a lot with a proposed or existing single-family dwelling:
1. One JADU; plus
2. One attached or conversion ADU; plus
3. One detached ADU.
4. A conversion ADU created pursuant to Subsection A.2 shall not be prohibited due to the presence of either an attached or detached ADU on the same lot.
5. Notwithstanding Subsection A.4, the total number of ADUs and JADUs permitted on a single-family lot shall not exceed three units.
B. Multi-family residential lots. On a lot with existing or proposed multi-family dwellings:
1. Multiple conversion ADUs, up to 25 percent of the number of existing units (or at least one); and
2. Up to two detached ADUs on lots with newly constructed or proposed multifamily dwellings, where the ADUs are developed concurrently with the multifamily structure; or
3. Up to eight detached ADUs on lots with existing multi-family dwellings, provided the total number of detached ADUs does not exceed the number of existing units on the lot.
16.303.15 – State law preemption.
To the extent that any provision of this chapter conflicts with Government Code Sections 66310 through 66339.5, or any other applicable provision of state law governing ADUs and JADUs, the state law shall control. The provisions of this chapter shall otherwise remain in full force and effect to the extent they are not in conflict with state law.
SECTION 3. Effective Date.
This Ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage.
Docusign Envelope ID: E51FDB26-3A1E-8A5D-812E-C458F65613E9